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Can I Make It Happen in One Year?

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Anonymous
Not applicable

Can I Make It Happen in One Year?

Hello,I haven’t posted in quite some time. Things took a pretty good turn I want to achieve the next step in life. Would love feedback.

 

Mortgage Scores Source: (MyFico 3B Report – 5,4,2 Scores)

Equifax          667

Experian        725

TransUnion  712

Credit Negatives

             Experian                      TransUnion                 Equifax

            30 Day Lates: 13         30 Day Lates: 14        30 Day Lates: 18

            60 Day Lates: 10         60 Day Lates 10          60 Day LatesL 14

 

            Type:3 credit card lates (30 day each).ALL OTHER lates from student loans

            Status:Student loans discharged 4/30/2019

            DOFD:May 2013

            Most Recent Late:18 months ago

 

          NO collections/public records

 

            Average Age of Accounts (months)

           Experian – 146

           TransUnion - 153

           Equifax - 149

 

Gross Income

Approx $65,000

 

Monthly Debt

Auto Loan - $300/month

 

Credit Cards: Limit/Current Balance

Capital One: $5,300 / $3,300 (will pay down to 9% in a couple of weeks)

Discover:       $1,600 /  $0

Chase:           $1,600 /  $0

Chase:            $600 /   $0

Amex:            $1,500 / $0  (Charge card….doesnt report credit limit)

Amex:            $600 / $0

Victoria’s       $800 / $0

Most Recent Account:April 2018 (Car loan)

 

Assets/Reserves

Plan to have approx. 30K saved up by this time next year

401K – low balance, don’t plan on touching – Approx $10,000

 

Location

Dallas/Ft Worth

 

Property Value

Hoping for something in the $220k-$240k range/Primary residence based on my income alone

 

Transaction Type:

First Time Home Buyer

 

Regarding interest rates, what are the score thresholds in the 700’s? Do I stand a chance of reaching 760 in my mortgage scores?

 

My student loans were discharged April 30, and I saw no score change at all. And all 3 bureaus now reflect $0 balance with account status closed/transferred. I have disputed, re-disputed, made phone calls….the whole nine. Late payments are stuck, no luck.

 

I really want to start looking early next year. 

12 REPLIES 12
Mortgage-Specialist
Established Contributor

Re: Can I Make It Happen in One Year?

A year? It appears that you are okay to buy right now. If you go FHA your scores are perfect as they are. Conventional, typically 740 to 760 will give you the best rate.
Message 2 of 13
Anonymous
Not applicable

Re: Can I Make It Happen in One Year?

The reason I want to wait one year is because I want to make sure I have a decent savings cushion after I buy the house and after I furnish it. I'm scared to buy a house and have nothing in savings after everything is said and done. 

 

I plan on being in the house pretty much for life unless a life changing event happens. 

 

I wanted to lean more towards a conventional loan. So it's good to know about the 740-760 threshold for better rates. 

 

760 might be out of reach by next year, but mabye I can hit 740 I hope. 

Message 3 of 13
Caardvark
Frequent Contributor

Re: Can I Make It Happen in One Year?

My two cents:

  • Your "technically' AZEO right now but your individual utilization on the Cap One card is 62% and your aggregate utilization is >31.4% (If the Amex does not report CL). This implies there are points to be had by paying down the Cap One card
  • Once you pay the Cap One card to below $470 (8.9%) you should get a nice score boost (assuming you keep all other cards at $0) because your individual utilization will have come down three thresholds and your aggregate utilization by two thresholds
  • I think there might be a threshold once your "time since negative" hits 24 months. I experienced approximately an 8-10 point increase when my most recent late hit 24 months and I could not attribute it to anything else
  • I think that if you do the following, you'll be about as optimized as possible in 6 months. To the point that you'll see little if any score increases between months 7-12 (unless you will cross an AAoA threshold)
    • don't apply for any new credit
    • pay your Cap One to below 8.9% utilization (while keeping other cards at $0)
    • wait until your time since last late >24 months

 


Message 4 of 13
Anonymous
Not applicable

Re: Can I Make It Happen in One Year?

Caardvark Thank You

 

Your response seems to be a pretty fine point summary. 

 

So basically, I will see the most significant bump in 6 months. (Keeping all cards at $0 and one card reporting 8..9%)

 

And anything subsequent to that, will be little to none? When my date of first delinquency (May 2013) hit's 7 years, will that not be a significant increase either? 

 

Also, side note.....does anyone know if I can do a product change on my American Express Gold Card? Because it doesnt report my credit limit. At first I had no limit, but was eventually put on a $1,500 limit. Can I do a product change to something that wont require a hard pull?

Message 5 of 13
Anonymous
Not applicable

Re: Can I Make It Happen in One Year?

That’s weird that your Gold card has a limit. You can apply through the app with no HPs for a new card but if you call them, you can also convert one card to another.

But I’m not sure why you’d want to switch just to change to one that reports a limit. Charge cards don’t usually have a limit so they don’t report one. My Gold doesn’t and it hasn’t been an issue.
Message 6 of 13
Caardvark
Frequent Contributor

Re: Can I Make It Happen in One Year?


@Anonymous wrote:

Caardvark Thank You

 

Your response seems to be a pretty fine point summary. 

 

So basically, I will see the most significant bump in 6 months. (Keeping all cards at $0 and one card reporting 8..9%) Yes. However, bear in mind your one card that reports must be no higher than 8.9%. It can be any amount under 8.9%, as long as it is not $0. (could be $20)

 

And anything subsequent to that, will be little to none? When my date of first delinquency (May 2013) hit's 7 years, will that not be a significant increase either? In my experience, I saw little to no score increases from 18 months "time since negative" through 24 months "time since negative." I did see a gain at 24 months which I can't attribute to anything else. Similarly, I didn't really see any noteworthy gains after 24 months until my "time since negative" was around 4 years. 

 

That said, I am not an expert on all the nuance of FICO scoring so, I may have missed something. Also, my file may have been considered thin so, this could have contributed.

 

Hopefully, @BrutalBodyShots and/or @Revelate will chime in as they are far and away much more intelligent on FICO nuance than I am (and both have experience w/dirty scorecards as you an I have).

 

You definitely could see an additional boost in May 2020 when the DOFD is 7 years old. However, this assumes all of your lates were in a continuous string starting at that date. If so, then YES! you'd very likely see a significant additional boost.

 

BUT, if your late payments were not all continuos, you may not see an increase in May 2013. Here's an example --> Say you had late payments starting in May 2013, caught up your payments in January of 2014, and fell behind again in February of 2014; only the late payments from 5/2013-12/2013 would come off in May 2020. The string of late payments beginning 2/2014 would have their own DOFD and would not fall off until 2/2021. 

 

My understanding is that it's a commonly held belief that once you have a couple of lates on your file, you've taken the brunt of the scoring hit. additional late payments (#3, #4, #5, etc) have very little, if any, additional score penalty.

 

Also, side note.....does anyone know if I can do a product change on my American Express Gold Card? Because it doesnt report my credit limit. At first I had no limit, but was eventually put on a $1,500 limit. Can I do a product change to something that wont require a hard pull?


 


Message 7 of 13
Anonymous
Not applicable

Re: Can I Make It Happen in One Year?

I'm also looking to buy in the DFW area and wanted to add some info that I've found myself. The property taxes are very high in the area which negates some of the great savings on home prices unfortunately. For a $220,000 home you will be paying a little over $400 a month just in property tax alone. If you are able to put 20% down when buying that will make your total monthly payment (including taxes and insurance)on a 30 year conventional loan somewhere around $1,350. It sounds like your goal is to save about $30k and keep some of that in savings so let's look at the monthly payment if you are able to put 10% down, or approximately $22k. Now you will have PMI added and the monthly payment shoots up to about $1,650 per month on a 30 year loan. This is important not only because of the higher monthly amount you will be paying but also because you need to keep in mind the ratio between loan/debt to income needed to get the loan approved.  The industry standard is that the monthly mortgage payment (including taxes and insurance)should not be more than 31% of your monthly salary. Also the monthly mortgage payment plus any other debts such as car payments, credit cards, student loans, etc... cannot be higher than 43% of your monthly salary. When you do those calculations you see that a yearly salary of $65k breaks down to $5,417 per month (65k/12) and 31% of that is $1,680. This is the maximum that you could be approved for under the standard 31%/43% rules. Additionaly, your total monthly debts outside of your mortgage cannot be more than $650 per month. Again that includes car payments, credit cards, student loans, etc... 

 

Hopefully this is helpful info and there are ways around those standard percentages but as somebody looking in the same housing market and price range with a similar salary I've been researching these numbers myself a ton lately. You may find that you need to put more money down, or find a slightly lower price home in order to make the numbers work for you.

 

Message 8 of 13
Anonymous
Not applicable

Re: Can I Make It Happen in One Year?

Thank you MazeSD619

 

Im actually 100% with the VA. So I should be exempt from property taxes in Texas. However, I dont qualify for a VA Loan. Not enough time in service. 

 

With that being said, would this change the amount of payment I would qualify for? Because that would take $200-$400/m off the top. How does that work?

 

As far as DTI...

I only carry two balances right now. One car loan and one credit card. Student loans have been discharged. 

My credit card will be paid below 8.9% in a couple of weeks. Leaving only a $300 car payment. I have no other debt. 

 

The greatest hurdle in Dallas is finding a low cost home BUT in safe neigborhood. It seems the decent areas have homes starting at $220K without anything fancy about it. I am trying to find a home that is no more than 25 years old. My brother works in the plumbing industry and he keeps telling me that the older homes are not worth the headache or money needed to upgrade the plumbing. 

Message 9 of 13
Anonymous
Not applicable

Re: Can I Make It Happen in One Year?

For data points, mortgage score changes.

 

My profile with ONE card carrying a blance:

 

May:

Capital One Balance: $3300/$5300  - Util 63% 

 

Fico 8 Scores: 

EQ 683 TU 709 EX 712

 

Mortage Scores:

EQ 667 TU 712  EX  725

 

June:

Capital One Balance: $2688/$5300 - Util 51%

 

Fico 8 Scores:

EQ 697 TU 714 EX 714

 

Morgage Scores:

EQ 688 TU 732  EX 734

Message 10 of 13
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